180 Wesley Chapel Rd · Lexington, GA 30648

$102,999

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 63 Days on market

Built 1941 1.24 ac lot $92/sqft · 58% below area

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.7/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

N/A

Key facts

• 1.24 acre lot
• Parking
• Built 1941

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $103k).
• Recommended offer: $97k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#386 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: schools D+, crime D, amenities F.
• Oglethorpe County (rural): math 40% / reading 33% proficiency, ranked #58 of 174 in GA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 140 units permitted in Oglethorpe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $712 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Oglethorpe County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $103k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,819 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.21%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (median comp): $248,129
• List price: $102,999
• Delta: -58.49%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,101
• Equity at exit: $15,357

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $19,012
• Equity at exit: $8,905

Cash invested: $28,840 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30648

• Home prices YoY: -13.4%
• Active inventory: 37
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$540
• Tax from tax record: −$41 /mo · $491/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $245

Break-even live

Break-even rent $790

Max offer price $102,999

Occupancy floor 73%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $102,999 Active 63 DOM
2. 2026-06-18
   days on market $102,999 Active 62 DOM
3. 2026-06-17
   days on market $102,999 Active 61 DOM
4. 2026-06-16
   days on market $102,999 Active 60 DOM
5. 2026-06-15
   days on market $102,999 Active 59 DOM
6. 2026-06-14
   days on market $102,999 Active 57 DOM
7. 2026-06-13
   days on market $102,999 Active 56 DOM
8. 2026-06-10
   days on market $102,999 Active 54 DOM
9. 2026-06-09
   days on market $102,999 Active 53 DOM
10. 2026-06-08
    days on market $102,999 Active 52 DOM
11. 2026-06-07
    days on market $102,999 Active 51 DOM
12. 2026-06-02
    days on market $102,999 Active 46 DOM
13. 2026-06-01
    days on market $102,999 Active 45 DOM
14. 2026-05-31
    days on market $102,999 Active 44 DOM
15. 2026-05-30
    days on market $102,999 Active 43 DOM
16. 2026-04-17
    listed $110,000 New 3-char remark

    Show marketing remark (3 chars)

    N/A

17. 2026-04-17
    listed $110,000 Active

    Show marketing remark (3 chars)

    N/A

18. 2008-04-14
    soldstatus $55,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $491 · $41/mo
• Projected year-2 tax: $948 · $79/mo
• Expected delta: +$457/yr (+$38/mo · 93.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,205
• − Mortgage interest: −$5,770
• − Property taxes: −$491
• − Insurance: −$515
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,996
• Taxable income: $1,320
• Est. tax owed @ 24.0%: −$317
• After-tax cash flow: $2,627/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Oglethorpe County
• NCES district ID: 1303990
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 33% ▼ -13.00%
• Median HH income: $43,507
• Composite: 31.01/100
• National rank: #6093
• State rank: #58 of 174 in GA

Livability — Lexington

• Score: 60/100
• State rank: #386
• US rank: #19424

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment D- Housing B- Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,351

Population outlook (Oglethorpe County) Hauer SSP2

• Today (2025): 14,904 people
• By 2030: 14,658 · -1.7%
• By 2040: 13,902 · -6.7%
• By 2050: 12,924 · -13.3%
• By 2075: 11,049 · -25.9%
• By 2100: 9,317 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 16% Asian 3% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Vietnam
• Languages at home: 96% English-only · Vietnamese 4%

Political lean MEDSL · Oglethorpe

• 2024 margin: Solid R (+42.4) · D 28.5% · R 70.9%
• 2008→2024 swing: -12.7pp toward R · 2008: -29.7pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+38.8 2016: R+42.0 2012: R+37.3 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.16%
• Current HPI: 266.2002
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+100.0% since first listed

3 events — show timeline

• 2026-04-17 Listed $110,000 FMLS
• 2026-04-17 Listed $110,000 GAMLS
• 2008-04-14 Sold (Public Records) $55,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $491 · -6.9% YoY. Source: county tax records.